But the numbers on more time-intensive, expensive properties (duplexes, three-flats, four-flats) hands down work better. 

I have been in the court house getting these with my partner and the work is fairly intensive.

Renting by the room is quite management intensive.  

very jealous of that basketball court !

If you have more than 20 do some 1031’s into more expensive properties, they tend to be less Managment intensive anyway. 

All I did was look at a property, run the comps, and got a reno budget, So nothing to intense.

-Our last project was a BRRRR, where my brother and I did a substantial amount of the labor on a very intensive rehab/restoration.

She spent 33 days in the hospital (including ER, intensive care, and recovery).

Seems much more complicated than it's worth, tells me that I should either refuse to do any deals in future other than JVs or move to less management-intensive assets like notes or syndicates.How have other truly remote investors handled this?

When Curt Davis mentions it he is talking about his market in Memphis.. and really any of the large metro areas were on its face sub 35k is the Very low income housing that is management intensive for all the reasons every one talks about.. finding a manager that wants to knowingly manage for a fee those types of units can be difficult ...